Property Management and Real Estate Lead Testing in Phoenix, AZ

With the EPA’s new RRP Rule, landlords and property management companies take on a whole new level of liability with fines up to $37,500.00 for each violation for both the "work practices" conducted at their rental homes and a massive amount of record keeping for every time they have remodeled just about anything. In some cases, even simple repairs to the property could disturb lead-based paint.

Even though the opt-out clause is still on the Renovate Right form, the opt-out provision was eliminated by the EPA on July 6, 2010.

As awareness of the new EPA RRP requirements increases over the next couple of years, investors and property management companies would greatly benefit from having a home tested. When making renovations such as, but not limited to, remodeling kitchens, bathrooms or any other room in the house. Redoing flooring, changing out windows or doors, retexturing, or in some cases, repainting interior or exterior, some re-roofing, replacing rotten wood, even hammering nails through roof decking can cause lead-based paint dust to fall from the underside of the overhang causing contamination of the soil around the home for children and pets to be exposed unless proper containment is set up. All of these require that you either test for lead or just assume there is lead present everywhere and do all applicable improvements using certified people trained in “lead safe work practices”. If one chooses to assume lead is present, not only will it cost more every time you have something done, but it also increases the records you must keep.

Property management companies that choose to let renovators use renovator test kits in the field before each remodel or repair are choosing to place their trust in a renovator who has received approximately 15 – 30 minutes of training in the certified renovator training class on how to use and interpret the test kit. Even if they have become proficient with the test kit, the test kits themselves are reliable only against false negative readings not false positive readings. In other words, if the test kit shows positive for lead there still may not be lead paint present. Choosing to do business this way increases the amount of additional material, labor and record keeping. The more record keeping you have to provide for a property the more paper work you have to be audited and the greater the likelihood for fines and possible civil litigation.

The majority of homes we've tested in the Phoenix and Tucson areas built in 1950 or after are testing negative for lead based paint using the XRF analyzer. It makes so much more sense to hire a "certified lead based paint inspector" whom has been exclusively trained to test for lead in paint in addition to using much more sophisticated equipment.

In other words, do it right the first time and there is a good chance you will save a lot of money on future material, labor and record keeping. Having a "Lead based paint inspection" done on the entire structure means you only have to do it once and then you will know where, if anywhere, the lead based paint is and/or is not.